305 SW 16th St · Fort Lauderdale, FL 33315

$875,000

None bd · None ba · 2,530 sqft · MultiFamily · 26 Days on market

Built 2004 Fair condition 6,750 sqft lot Est $805k · 9% over

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• ARV discount +3.6/15.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Presenting a rare investment opportunity in the heart of Fort Lauderdale! A highly successful income property renting to the yachting community, this 2 unit property consists of two 3 bed/2 bath units being sold fully furnished. Fully licensed for short term rentals and professionally managed. This is an opportunity you don't want to miss.

Key facts

• Two lots
• Oversized bedrooms
• Full privacy fence

Tags

• TWO LOTS
• OVERSIZED BEDROOMS
• ENSUITE BATH
• FULL KITCHENS
• FULL PRIVACY FENCE
• DEDICATED OFF-STREET PARKING

Property features AI

Finance

• Financial info: Two-unit property (duplex); Pets not allowed

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected; Two separate electric meters
• Home design: Duplex; One-story; Resale property; Entry faces city street
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of a 2-unit building
• Exterior features: Full privacy fencing with gate; Oversized lot; City street frontage; Asphalt road access; Publicly maintained road; Not waterfront

Interior

• Flooring: Tile
• Heating & cooling: Has heating (type: Other); Ceiling fans; Individual central cooling
• Interior features: Tile flooring; In-unit laundry room
• Laundry & utility: Laundry room inside unit

What this means for you Summary

Snapshot

• This is a multifamily listed at $875k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $875k).
• Recommended offer: $862k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.2% in Fort Lauderdale — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#78 in FL, #1,293 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, health & safety A+; Watch: cost of living D-.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Croissant Park Elementary School (math 36% / reading 37%, grade F, #1,656 of 2,144 statewide, top 78%, 692 students, 83% FRL); New River Middle School (math 36% / reading 44%, grade F, #368 of 571 statewide, top 65%, 1,587 students, 70% FRL); Stranahan High School (math 18% / reading 36%, grade F, #478 of 667 statewide, top 73%, 1,438 students, 77% FRL) — zoned schools average 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.4%/yr); 248 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $10,689/mo this rent would consume 145% of the median local household income ($88k/yr) (locally 762% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $26k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($862k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $625k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $861,875 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.74%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $804,540
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
830 SW 14th St	0.46mi	5/2.0	2,313 (-9%)	6mo	$670,000	$290	60
807 SW 14th Ct	0.38mi	—/—	2,873 (+14%)	1mo	$1,100,000	$383	59
2101 SE 4th Ave	0.61mi	—/—	2,844 (+12%)	3mo	$905,000	$318	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.92×
• Total profit: $-20,261
• Equity at exit: $130,465

10-year hold

• IRR: 3.8%
• Equity multiple: 1.24×
• Total profit: $58,566
• Equity at exit: $75,654

Cash invested: $245,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33315

• Rents YoY: -0.4%
• Active inventory: 248
• Price-to-rent: 27.3×

Monthly cashflow live

• Estimated rent: $10,689 high
• Mortgage (P&I): −$4,589
• Tax est. 1.5%: −$1,094 /mo · $13,125/yr
• Insurance: −$365
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,245
• Net cashflow: $2,397

Break-even live

Break-even rent $7,654

Max offer price $875,000

Occupancy floor 73%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$10,688
Total (4 units)			$10,689

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $218,750
• Closing costs: $26,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 SW 16th St Unit B Fort Lauderdale, FL	3.0	2.5	2124	$3,650	$1.72	5d	1	0.05mi
316 SW 16th St Unit B Fort Lauderdale, FL	3.0	2.5	2124	$4,250	$2.00	10d	1	0.05mi
1508 SW 4th Ave Fort Lauderdale, FL	3.0	3.5	2583	$4,500	$1.74	14d	1	0.10mi
1508 SW 4th Ave #1506 Fort Lauderdale, FL	3.0	3.0	2556	$4,500	$1.76	7d	1	0.10mi
1508 SW 4th Ave Fort Lauderdale, FL	3.0	3.5	2583	$4,500	$1.74	15d	1	0.10mi
1500 SW 6th Ave Unit 1500 Fort Lauderdale, FL	2.0	1.5	1811	$2,800	$1.55	5d	1	0.24mi
619 SW 17th St Fort Lauderdale, FL	3.0	2.5	2538	$5,500	$2.17	24d	1	0.32mi
619 SW 17th St Unit 618 Fort Lauderdale, FL	3.0	2.0	2538	$5,500	$2.17	24d	1	0.32mi
608 SW 13th St Unit 608 Fort Lauderdale, FL	3.0	3.0	1859	$5,000	$2.69	10d	1	0.37mi
400 SE 14th St Unit A Fort Lauderdale, FL	3.0	2.0	1826	$2,580	$1.41	14d	1	0.43mi
828 SW 14th Ct Unit 1475650P Fort Lauderdale, FL	3.0	2.5	1959	$7,678	$3.92	20d	1	0.44mi
407 SE 13th St Fort Lauderdale, FL	3.0	3.5	2048	$4,000	$1.95	24d	1	0.49mi
825 SW 14th St Unit 827 Fort Lauderdale, FL	3.0	3.0	2944	$4,000	$1.36	20d	1	0.49mi
713 SE 16th St #2 Fort Lauderdale, FL	3.0	3.5	1942	$4,000	$2.06	24d	1	0.59mi
226 SW 23rd St Unit 1-3 Fort Lauderdale, FL	1.0	1.0	1825	$2,500	$1.37	15d	1	0.60mi
1812 Miami Rd Unit 1369665P Fort Lauderdale, FL	3.0	3.0	2454	$10,040	$4.09	22d	1	0.71mi
830 SE 14th St Unit 2 Fort Lauderdale, FL	1.0	1.0	1902	$1,925	$1.01	24d	1	0.72mi
417 SW 8th St Fort Lauderdale, FL	3.0	2.5	2020	$5,500	$2.72	15d	1	0.73mi
417 SW 8th St Fort Lauderdale, FL	3.0	2.5	2020	$5,500	$2.72	12d	1	0.73mi
824 SE 12th Ct Unit 852 Fort Lauderdale, FL	2.0	1.5	2000	$5,000	$2.50	20d	1	0.74mi
824 SE 12th Ct Unit 840 Fort Lauderdale, FL	3.0	2.5	1852	$5,000	$2.70	20d	1	0.74mi
824 SE 12th Ct Unit 854 Fort Lauderdale, FL	3.0	2.5	2000	$6,500	$3.25	20d	1	0.74mi
1205 Guava Isle Fort Lauderdale, FL	3.0	2.0	1792	$4,600	$2.57	24d	1	0.75mi
820 SE 12th Ct Unit 1 Fort Lauderdale, FL	2.0	1.0	2094	$2,500	$1.19	24d	1	0.75mi
2016 Miami Rd Unit B Fort Lauderdale, FL	1.0	1.0	1913	$1,700	$0.89	20d	1	0.77mi
820 SE 12th St #1 Fort Lauderdale, FL	2.0	1.0	2094	$2,500	$1.19	24d	1	0.77mi
820 SE 12th St #1 Fort Lauderdale, FL	2.0	1.0	2094	$2,300	$1.10	4d	1	0.77mi
2020 Miami Rd Unit B Fort Lauderdale, FL	1.0	1.0	1913	$1,700	$0.89	20d	1	0.77mi
2020 Miami Rd Unit B Fort Lauderdale, FL	1.0	1.0	1913	$1,700	$0.89	2d	1	0.77mi
2100 Miami Rd Unit 204 Fort Lauderdale, FL	3.0	3.0	1780	$4,950	$2.78	17d	1	0.78mi
2100 Miami Rd Unit 204 Fort Lauderdale, FL	3.0	3.0	1780	$4,895	$2.75	24d	1	0.78mi
500 SE 7th St Fort Lauderdale, FL	3.0	3.0	1994	$4,500	$2.26	24d	1	0.85mi
500 SE 7th St Fort Lauderdale, FL	3.0	4.0	1994	$4,500	$2.26	16d	1	0.85mi
500 SE 7th St #105 Fort Lauderdale, FL	3.0	3.5	1994	$4,500	$2.26	24d	1	0.85mi
1300 SW 17th St Fort Lauderdale, FL	3.0	2.0	1997	$6,500	$3.25	24d	1	0.85mi
504 SW 4th Ave Fort Lauderdale, FL	3.0	3.5	2170	$3,960	$1.82	14d	1	0.97mi
504 SW 4th Ave Fort Lauderdale, FL	3.0	3.5	2170	$4,160	$1.92	24d	1	0.97mi
477 SW 1st Ave Fort Lauderdale, FL	3.0	1.0–3.0	1512	$10,509	$6.95	2d	149	1.02mi
600 SW 8th Ter Fort Lauderdale, FL	3.0	3.0	2400	$12,000	$5.00	24d	1	1.03mi
808 SE 6th Ct #1 Fort Lauderdale, FL	1.0	1.0	2182	$1,500	$0.69	24d	1	1.03mi

Listing history 17 events

1. 2026-06-18
   days on market $875,000 Active 26 DOM
2. 2026-06-17
   days on market $875,000 Active 25 DOM
3. 2026-06-16
   days on market $875,000 Active 24 DOM
4. 2026-06-15
   days on market $875,000 Active 23 DOM
5. 2026-06-13
   days on market $875,000 Active 21 DOM
6. 2026-06-09
   days on market $875,000 Active 17 DOM
7. 2026-06-08
   days on market $875,000 Active 16 DOM
8. 2026-06-07
   days on market $875,000 Active 15 DOM
9. 2026-06-04
   days on market $875,000 Active 12 DOM
10. 2026-06-03
    days on market $875,000 Active 11 DOM
11. 2026-06-02
    days on market $875,000 Active 10 DOM
12. 2026-06-01
    days on market $875,000 Active 9 DOM
13. 2026-05-31
    days on market $875,000 Active 8 DOM
14. 2026-05-23
    listed $875,000 Active
15. 2021-04-20
    status Pending 342-char remark

    Show marketing remark (342 chars)

    Presenting a rare investment opportunity in the heart of Fort Lauderdale! A highly successful income property renting to the yachting community, this 2 unit property consists of two 3 bed/2 bath units being sold fully furnished. Fully licensed for short term rentals and professionally managed. This is an opportunity you don't want to miss.

16. 2021-04-20
    soldstatus $625,000 Closed 342-char remark

    Show marketing remark (342 chars)

    Presenting a rare investment opportunity in the heart of Fort Lauderdale! A highly successful income property renting to the yachting community, this 2 unit property consists of two 3 bed/2 bath units being sold fully furnished. Fully licensed for short term rentals and professionally managed. This is an opportunity you don't want to miss.

17. 2021-04-20
    listed $625,000 Active 342-char remark

    Show marketing remark (342 chars)

    Presenting a rare investment opportunity in the heart of Fort Lauderdale! A highly successful income property renting to the yachting community, this 2 unit property consists of two 3 bed/2 bath units being sold fully furnished. Fully licensed for short term rentals and professionally managed. This is an opportunity you don't want to miss.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $128,268
• − Mortgage interest: −$49,014
• − Property taxes: −$13,125
• − Insurance: −$4,375
• − Repairs & maintenance: −$10,261
• − Management: −$10,261
• − Depreciation: −$25,455
• Taxable income: $15,777
• Est. tax owed @ 24.0%: −$3,786
• After-tax cash flow: $24,982/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with some minor repairs and maintenance needed. Painting, flooring upgrades, and landscaping improvements can significantly increase its value for both resale and rental.

Repairs flagged

• Minor Painting — The exterior walls and interior walls have minor scuffs and marks that could be addressed with a fresh coat of paint.
• Minor Flooring — There are some minor scuffs and marks on the flooring that could be addressed with a thorough cleaning or minor repairs.
• Minor Landscaping — The landscaping and curb appeal could be improved with some additional care and maintenance.

Value-add opportunities

• Both Painting the exterior and interior walls — Painting the exterior and interior walls can improve the overall appearance and increase the home's value for both resale and rental.
• Both Upgrading the flooring — Upgrading the flooring can improve the overall appearance and increase the home's value for both resale and rental.
• Both Landscaping and curb appeal — Improving the landscaping and curb appeal can increase the home's value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting · The exterior walls and interior walls have minor scuffs and marks that could be addressed with a fresh coat of paint.	Minor	$500–3,000
Flooring · There are some minor scuffs and marks on the flooring that could be addressed with a thorough cleaning or minor repairs.	Minor	$500–3,000
Landscaping · The landscaping and curb appeal could be improved with some additional care and maintenance.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting the exterior and interior walls — Painting the exterior and interior walls can improve the overall appearance and increase the home's value for both resale and rental. ↑
• Both Upgrading the flooring — Upgrading the flooring can improve the overall appearance and increase the home's value for both resale and rental. ↑
• Both Landscaping and curb appeal — Improving the landscaping and curb appeal can increase the home's value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Fort Lauderdale

• Score: 82/100
• State rank: #78
• US rank: #1293

Category grades

Amenities A+ Commute C+ Cost of living D- Crime A+ Employment B Housing A- Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Lauderdale, FL
• County: Broward County · 1,963,430 people
• City population: 235,769
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 13,645
• Household income: $88,309
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 762.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Hispanic / Latino 32% Two or more races 15% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 3% Dominican 2% Salvadoran 1%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 30% · Canada, Jamaica, Dominican Republic
• Languages at home: 58% English-only · Spanish 32% German/W. Germanic 2% Other Indo-European 2%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -471.10%
• Current HPI: 396.8254
• Rent YoY: ▼ -0.43%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+40.0% since first listed

4 events — show timeline

• 2026-05-23 Listed $875,000 Beaches MLS
• 2021-04-20 Pending — MARMLS
• 2021-04-20 Listed $625,000 MARMLS
• 2021-04-20 Sold (MLS) $625,000 MARMLS